Residential premises shall be maintained in
conformity with the provisions of this code so as to assure the desirable
residential character of the property.
A.
Surface and subsurface water shall be appropriately
drained to protect buildings and structures and to prevent development
of stagnant ponds. Gutters, culverts, catch basins, drain inlets,
stormwater sewers, approved combined storm and sanitary sewers or
other satisfactory drainage systems shall be utilized where deemed
necessary.
B.
Fences and other minor constructions shall be maintained
in safe and substantial condition.
C.
Steps, walks, driveways, parking spaces and similar
paved areas shall be maintained so as to afford safe passages under
normal use and weather conditions and shall be cleared of snow and
ice within 24 hours after such snow shall have ceased to fall or such
ice shall have formed.
D.
Yards and courts shall be kept clean and free of physical
hazards.
E.
Heavy undergrowths and accumulations of plant growth
which are noxious or detrimental to health shall be eliminated.
A.
Exterior surfaces of buildings and structures that
are not inherently resistant to deterioration shall be treated with
a protective coating of paint or other suitable preservative when
they become unsightly as the term "unsightly" is defined in § 124-47E(3)
of this section.
[Amended 10-19-1977 by L.L. No. 18-1977]
B.
Floor, walls, ceilings, furnishings and fixtures of
residential buildings shall be maintained in clean and sanitary condition.
All interior built-in cabinets shall be maintained so that doors and
drawers are operable and capable of being tightly closed.
[Amended 10-19-1977 by L.L. No. 18-1977]
C.
Accessory structures shall be maintained so as to
be free of conditions detrimental to safety or health.
D.
Painted or coated exterior surfaces. The painted or
coated exterior surfaces of a multiple dwelling, hotel and specialized
senior housing facility shall be repainted, recoated or covered with
a substitute by the owner, at the owner's expense, whenever the Building
Department determines that said surfaces are in an unsanitary or unsightly
condition as defined in § 124-47E(3). All surfaces shall
be painted or recoated in a manner so as to thoroughly and uniformly
cover all previous coats of paint or coating.
[Added 10-19-1977 by L.L. No. 18-1977; amended 11-19-1997 by L.L. No. 8-1997]
E.
The owner of every multiple dwelling, hotel and specialized
senior housing facility shall be required to comply with the requirements
of this subsection in connection with painting or otherwise covering
with a suitable substitute the interior surfaces of all walls and
ceilings throughout all public and tenant-occupied parts of the multiple
dwelling, hotel and specialized senior housing facility. These requirements
are as follows:
[Amended 1-16-1973 by L.L. No. 1-1973; 10-19-1977 by L.L. No.
18-1977; amended 11-19-1997 by L.L. No. 8-1997]
(1)
Repainting; surface coverings.
(a)
Painted surfaces. The painted walls and ceilings
in all public and tenant-occupied parts of a multiple dwelling, hotel
and specialized senior housing facility shall be repainted or covered
with a substitute by the owner, at the owner's expense, whenever the
Building Department, its inspectors and/or assistants determine that
said surfaces are in an unsanitary or unsightly condition, provided
that in no event shall any painted walls or ceilings be repainted
less frequently than once every three years. All surfaces shall be
painted in a manner so as to thoroughly and uniformly cover all previous
coats of paint, and kitchens and bathrooms shall be painted with a
washable paint.
(b)
Surface coverings. Walls and ceilings in all
public and tenant-occupied parts of a multiple dwelling, hotel and
specialized senior housing facility which have a surface covering
shall be recovered or painted by the owner, at the owner's expense,
whenever the Building Department, its inspectors and/or its assistants
determine that said surface coverings are in an unsanitary or unsightly
condition. No surface covering shall be placed upon a wall or ceiling
unless all existing wallpaper or other surface covering shall be first
removed therefrom and such wall or ceiling thoroughly cleaned and
repaired.
(2)
Private agreements.
(a)
Repainting; tenant waiver and certification.
An owner need not repaint all or a portion of a tenant-occupied part
of a multiple dwelling, hotel or specialized senior housing facility
after the expiration of three years from the time said premises were
last repainted if the tenant agrees in writing to waive such repainting
because it is not necessary, provided that said tenant has been an
occupant of the dwelling unit for at least one year and provided further
that the Building Department, its inspectors and/or assistants inspect
the premises and verify in writing that repainting of part or all
of the premises is unnecessary since the premises or the relevant
portion thereof is not in an unsanitary or unsightly condition.
(b)
Tenant credit for painting. An owner may satisfy
the requirement of this subsection with respect to tenant-occupied
parts of a multiple dwelling by permitting the tenant, with consent
of the tenant and at the tenant's expense, to repaint and/or place
suitable surface coverings on walls and/or ceilings, provided that
the owner pays to the tenant an amount equivalent to that which it
would cost to repaint that portion of the tenant-occupied premises
which the owner is required to repaint and/or recover as evidenced
by a written estimate furnished by a painter mutually agreed upon
by the owner and tenant. This subsection shall have no applicability
in the case of hotels or specialized senior housing facilities.
(4)
Compliance. Each owner shall be required to furnish
the Building Department with such information in such form and within
such period of time as is requested by the Building Department in
connection with the enforcement of this subsection, and the failure
of any owner to do so shall constitute a violation of the provisions
of this subsection. Any owner who provides false or misleading information
to the Building Department shall also violate the provisions of this
subsection.
A.
Grounds, buildings and structures shall be maintained
free of insect, vermin and rodent harborage and infestation. Methods
used for exterminating insects, vermin and rodents shall conform to
generally accepted practice.
B.
Where the potential for rodent or vermin infestation
exists, windows and other openings in basements and cellars shall
be appropriately screened with wire mesh or other suitable materials.
C.
Each dwelling unit and all public spaces shall be
provided with adequate screening on each window, consisting of wire
mesh or other suitable materials to assure such areas the freedom
from flies and insects, except during the period of November 15 through
March 15 of each year. This provision shall not apply where window
unit contains an air conditioner.
[Added 11-4-1975 by L.L. No. 6-1975]
[Added 4-18-1984 by L.L. No. 7-1984;
amended 11-19-1997 by L.L. No. 8-1997]
A.
The owner of a multiple dwelling shall update, no
less than once a month, the building directory and the bell and buzzer
systems, if any, to assure that they contain a current identification
of the tenants in the building. There shall be no requirement that
any such directory or bell and buzzer system be installed but, if
installed, then they must be updated with current tenant identification
in accordance with the provisions of this section.
B.
The owners or managers of a hotel or specialized senior
housing facility shall provide, on a twenty-four-hours-per-day basis,
a receptionist or other person at the front desk of the premises who
can direct and control the entry of visitors to the dwelling units
in the buildings.
A.
Adequate sanitary facilities and methods shall be
used for the collection, storage, handling and disposal of garbage
and refuse.
B.
In multiple dwellings, hotels and specialized senior
housing facilities, it shall be prohibited to store or accumulate
garbage or refuse in public halls, stairways and incinerator enclosures.
[Amended 11-19-1997 by L.L. No. 8-1997]
[Amended 10-6-1982 by L.L. No. 11-1982; 11-17-1982 by L.L. No. 13-1982]
A.
In every multiple dwelling containing 15 or more dwelling
units there shall be living on the premises and regularly present
there a competent superintendent or manager who shall be responsible
for the conduct, operation and maintenance of such dwelling, except
that where two such dwellings, under the same ownership, are connected
or adjoining, one such superintendent or manager shall be sufficient
for both dwellings. During any temporary absence of such superintendent
or manager, there shall be present on said premises at all times a
competent English-speaking adult who is charged with the responsibility
of dealing with any emergency situation that may arise.
B.
The Board of Trustees may, in its sole discretion, waive the provisions of Subsection A as they apply to the building known as Bond Parc, located at 12 Bond Street, Great Neck, New York, which requires that there be living in the premises and regularly present a superintendent or manager, provided that a suitable twenty-four-hour-per-day maintenance contract is approved by the Board of Trustees, which contract shall provide that any amendment must also be approved by the Board of Trustees. Said waiver shall apply for only so long as such a contract is in effect for said building and only for so long as there shall be present in the premises at all times a competent English-speaking adult who is charged with the responsibility of dealing with any emergency situation that may arise.
C.
In every hotel and specialized senior housing facility,
there shall be present, on-site, 24 hours per day, a properly trained
manager or administrator who shall be responsible for and have the
authority for the conduct, operation and maintenance of such hotel
or facility.
[Added 11-19-1997 by L.L. No. 8-1997]
D.
In every hotel and specialized senior housing facility,
a qualified maintenance person shall be present on-site at least eight
hours per day during the hours 6:00 a.m. to 10:00 p.m. on at least
five days per week, and at all other times shall be either present
on-site or on-call to deal promptly with emergencies.
[Added 11-19-1997 by L.L. No. 8-1997]
E.
In every residential building, except one-family or
two-family dwellings, there shall be posted on the building's bulletin
board or at a conspicuous place within the building's lobby a sign,
no smaller than 8 1/2 inches by 11 inches, in a form approved
by the village, which lists the telephone numbers of the Fire Department;
the Health Department; the Police Department; and an emergency telephone
number to contact the owner or management company when the resident
superintendent or manager is unavailable.
[Added 11-19-1997 by L.L. No. 8-1997]
F.
Upon application, the Board of Trustees may waive the provisions of Subsection A as they apply to any multiple dwelling within the village, provided that all the following conditions are met:
[Added 2-2-2000 by L.L. No. 3-2000]
(1)
A suitable twenty-four hour-per-day maintenance contract
must be in effect for the premises, which shall be presented to and
approved by the Board of Trustees. Said contract must also provide
that no amendment thereto shall be effective unless approved by the
Board of Trustees.
(2)
There must be present on the premises, 24 hours per
day, a competent English-speaking adult who is charged with the responsibility
of promptly arranging for any necessary maintenance services and of
dealing with any emergency situations that may arise. Said person
shall have access at all times to keys to the public areas and common
mechanical areas of the premises, which keys shall be stored in a
secure location on site.
(3)
A maintenance person, with skills comparable to a
competent on-site superintendent, shall be present on the premises
seven days per week for at least nine hours each day between the hours
of 7:00 a.m. and 9:00 p.m.
(4)
All occupants and tenants of the multiple dwelling shall be informed of the dates and times when the on-site maintenance person shall be present on the premises and of the procedures (including names and telephone numbers) for obtaining necessary maintenance and emergency services. Said information shall be provided, in writing, prior to the occupancy of the premises by an occupant or tenant, either when a lease is signed or when a copy of the bylaws is provided. Any application for a waiver under Subsection F shall provide the Board of Trustees with a sample copy of the written notification proposed to be given to occupants and tenants if the application is granted.
(5)
In addition to the above conditions, the Board of
Trustees may impose any other conditions which it determines are reasonable
and necessary in connection with granting such a waiver.
